HomeMy WebLinkAboutRESO - PC - 2025-03.24-6C CITY OF BURLINGAME
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division | City Hall, Second Floor | 501 Primrose Road | PH: (650) 558-7250
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April 4, 2025
Tanya and Mike Wyr
456 Cumberland Road
Burlingame, CA 94010
(email: tanya.m.wyr@gmail.com, mikewyr@comcast.com )
Re: Major Design Review and Special Permit at 456 Cumberland Road
(Project No. DSR24-0026)
Dear Property Owners,
Since there was no appeal to or suspension by the City Council, the March 24, 2025, Planning
Commission approval of your application for Major Design Review and Special Permit for second floor
balcony became effective April 3, 2025. This application was for a first and second story addition to an
existing single-unit dwelling at 456 Cumberland Road.
Attached is the Planning Commission resolution of approval which includes the associated conditions
of approval and project plans. The project must adhere to all site improvements and construction work
will require a separate building permit application to the Community Development Department prior to
work being performed.
This approval is valid for two years during which time a building permit must be issued (by April
3, 2027). One extension of up to one year may be considered by the Community Development Director
if a written application and filing fee is submitted to the Community Development Department at least 30
days prior to the expiration date listed above.
Sincerely,
Fazia Ali
Assistant Planner
Planning Division | Community Development Department
501 Primrose Road | Burlingame, CA 94010
Tel. (650) 558-7240| fali@burlingame.org
c. Gary Ahern, Focal Point Design (email: gary@garyahern.com)
Docusign Envelope ID: 945FD1B6-F4D5-427C-8102-518F322C82A2
DSR24-0026
PC/03/24/2025
Page 1
CITY OF BURLINGAME
PLANNING COMMISSION RESOLUTION 2025-03.24-6C
APPROVING MAJOR DESIGN REVIEW AND SPECIAL PERMIT FOR 456 CUMBERLAND ROAD
PROJECT NO. DSR24-0026
WHEREAS, an application has been made by Gary Ahern, Focal Point Design, on behalf of
Property Owners, Tanya and Mike Wyr, for Major Design Review and Special Permit for a second floor
balcony for a first and second story addition to an existing single-unit dwelling in the R-1 (Low Density
Residential) zoning district, APN: 029-164-210; and
WHEREAS, on March 24, 2025, the Planning Commission of the City of Burlingame held a
duly noticed public hearing at which time it reviewed and considered the staff report and all other
written materials and testimony presented at said hearing; and
WHEREAS, on March 24, 2025, the Planning Commission of the City of Burlingame reviewed
and considered a Categorical Exemption under Section 15301 (e)(1) for the Project; and
NOW, THEREFORE, the Planning Commission of the City of Burlingame does here by resolve, find,
determine and order as follows:
SECTION 1: The project is Categorically Exempt from the California Environmental Quality Act
(CEQA) pursuant to Section 15301 (e)(1) of the CEQA Guidelines, which states that additions to
existing structures are exempt from environmental review, provided the addition will not result in an
increase of more than 50% of the floor area of the structures before the addition, or 2,500 square feet,
whichever is less.
SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission
to grant Major Design Review and Special Permit upon making certain findings. The Planning
Commission finds the following:
MAJOR DESIGN REVIEW FINDINGS (BMC SECTION 25.68.060(H))
1. The project is consistent with the General Plan and is in compliance with all applicable
provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations,
and the standards established in BMC Section 25.68.060 (C).
The proposed addition to the single-unit dwelling is consistent with the General Plan
designation of Low Density Residential and is in compliance with all applicable provisions of
Title 25; the proposed addition to the dwelling is consistent with the design guidelines in that
the mass and bulk of the proposed structure is in scale with the lot and in relation to neighboring
properties, that the second floor addition is above the first floor portion of the house with a
small balcony at the rear and that the project proposes traditional materials including wood
doors, horizontal composite siding, and hip roof making the project compatible with the existing
house and character of the neighborhood.
2. The project will be constructed on a parcel that is adequate in shape, size, topography, and
other circumstances to accommodate the proposed development.
The project will be constructed on a parcel that is adequate in shape, size, topography, and
other circumstances to accommodate the proposed development as shown on the proposed
plans.
Docusign Envelope ID: 945FD1B6-F4D5-427C-8102-518F322C82A2
DSR24-0026
PC/03/24/2025
Page 2
3. The project is designed and arranged to provide adequate consideration to ensure the public
health, safety, and general welfare, and to prevent adverse effects on neighboring property.
The project is designed and arranged to provide adequate consideration to ensure the public
health, safety, and general welfare, and to prevent adverse effects on neighboring property
because the project complies with building height and plate heights, declining height envelope,
lot coverage, floor area ratio, setbacks, and parking requirements.
SPECIAL PERMIT FINDINGS FOR THE R-1 ZONING DISTRICT (BMC SECTION 25.78.020(A)(3))
1. The blend of mass, scale, and dominant structural characteristics of the new construction or
addition are consistent with the existing structure’s design and with the well-defined character
of the street and neighborhood.
The blend of mass, scale, and dominant structural characteristics of the proposed second floor
deck are consistent with the existing dwelling and proposed addition and that the second floor
deck (74.4 SF) is within the maximum deck size allowed (75 SF) and is integrated well with the
overall design style.
2. The variety of roof line, façade, exterior finish materials, and elevations of the proposed new
structure or addition are consistent with the existing structure, street, and neighborhood.
The variety of façade, exterior finish materials, and elevations of the proposed second floor
deck are consistent with the existing street and neighborhood.
3. The proposed project is consistent with the residential design guidelines adopted by the City.
The proposed project, including the second floor deck, is designed to be integrated into the
design of the existing house with the use of quality materials and architectural elements. The
addition matches the mass and bulk of the existing structure and is also complimentary to the
context of the other homes on the block, consistent with the residential design guidelines.
4. Removal of any trees located within the footprint of any new structure or addition is necessary
and is consistent with the City’s reforestation requirements, and that the mitigation for the
removal that is proposed is consistent with established City policies and practices.
There are no trees that are proposed for removal associated with this project.
SECTION 3: The Planning Commission of the City of Burlingame after conducting the public
hearing HEREBY APPROVES DSR24-0026 subject to the following conditions:
CONDITIONS OF APPROVAL
1. that the project shall be built as shown on the plans submitted to the Planning Division and
date stamped February 10, 2025, sheets A-1 through A-7 and Topographic Survey;
2. that any changes to building materials, exterior finishes, windows, architectural features, roof
height or pitch, and amount or type of hardscape materials shall be subject to Planning Division
or Planning Commission review.
Docusign Envelope ID: 945FD1B6-F4D5-427C-8102-518F322C82A2
DSR24-0026
PC/03/24/2025
Page 3
3. that any changes to the size or envelope of the basement, first or second floors, or garage,
which would include adding or enlarging a dormer(s), shall require an amendment to this
permit;
4. that any recycling containers, debris boxes or dumpsters for the construction project shall be
placed upon the private property, if feasible, as determined by the Community Development
Director;
5. that demolition for removal of the existing structures and any grading or earth moving on the
site shall not occur until a building permit has been issued and such site work shall be required
to comply with all the regulations of the Bay Area Air Quality Management District;
6. that prior to issuance of a building permit for construction of the project, the project construction
plans shall be modified to include a cover sheet listing all conditions of approval adopted by
the Planning Commission, or City Council on appeal; which shall remain a part of all sets of
approved plans throughout the construction process. Compliance with all conditions of
approval is required; the conditions of approval shall not be modified or changed without the
approval of the Planning Commission, or City Council on appeal;
7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single
termination and installed on the portions of the roof not visible from the street; and that these
venting details shall be included and approved in the construction plans before a Building
permit is issued;
8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance
which requires affected demolition, new construction and alteration projects to submit a Waste
Reduction plan and meet recycling requirements; any partial or full demolition of a structure,
interior or exterior, shall require a demolition permit;
9. that the project shall meet all the requirements of the California Building and Uniform Fire
Codes, in effect at time of building permit submittal, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
10. that prior to scheduling the framing inspection the applicant shall provide a certification by the
project architect or residential designer, or another architect or residential design professional,
that demonstrates that the project falls at or below the maximum approved floor area ratio for
the property;
11. that prior to scheduling the framing inspection the project architect or residential designer, or
another architect or residential design professional, shall provide an architectural certification
that the architectural details shown in the approved design which should be evident at framing,
such as window locations and bays, are built as shown on the approved plans; architectural
certification documenting framing compliance with approved design shall be submitted to the
Building Division before the final framing inspection shall be scheduled;
12. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of
the roof ridge and provide certification of that height to the Building Division; and
13. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans.
Docusign Envelope ID: 945FD1B6-F4D5-427C-8102-518F322C82A2
DSR24-0026
PC/03/24/2025
Page 4
SECTION 4: The Major Design Review and Special Permit approval shall be subject to
revocation if the applicant fails to comply with the conditions listed herein at any time. If, at any time,
the Community Development Director or Planning Commission determine that there has been or may
be a violation of the findings or conditions of this approval, or of the Zoning Regulations, a public
hearing may be held before the Planning Commission to review this approval pursuant to Zoning
Regulation Section 25.88.050. At said hearing, the Planning Commission may add conditions, or
recommend enforcement actions, or revoke the approval entirely, as necessary to ensure compliance
with the Zoning Regulations, and to provide for the health, safety, and general welfare of the
community.
PASSED AND ADOPTED this 24th day of March 2025.
Chairperson
I, _____________ , Secretary of the Planning Commission of the City of Burlingame, do
hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the
Planning Commission held on the 24th day of March 2025 by the following vote:
Secretary
Exhibits:
Exhibit A - Project Plan dated February 10, 2025
AYES: LOWENTHAL, PFAFF, SCHMID, SHORES, TSE
NOES: NONE
RECUSED: NONE
ABSENT: COMAROTO, HORAN
Docusign Envelope ID: 945FD1B6-F4D5-427C-8102-518F322C82A2
Walker Shores
SHEET TITLEMARKDATEA-1DRAWN BY:PROJECT NO:DSCPTDATE: 202401GJA 11/5/24PLNG REV 11/30/25COVER PAGE/PROJECT NOTES/SITE PLANAN ADDITION & REMODEL FOR:456 CUMBERLAND ROADBURLINGAME, CA 94010These Drawings are and shallremain the property of Gary J Ahern, AIAFocal Point Design, and shallbe used only for the project asoutlined in the Contract. 2025GARY J AHERN, AIAF O C A L P O I N T D E S I G Na r c h i t e c t s p l a n n e r s c o n s u l t a n t s1150 EL CAMINO REAL. SUITE 200MENLO PARK, CA 94025(650) 326-2800 PHemail: gary@garyahern.com www.garyahern.comMIKE & TANYA WYR1 drawing indexa-1 site plan/ project notes/ designsketchesa-2 exist'g floor plansa-3 proposed living area/ m bedroom levelplans/ window & door schedulesa-4 proposed garage level plan/ sectionsa-5 proposed/ exist'g front & rearelevatonsa-6 proposed/ exist'g left elevaton/ floorarea diagramsa-7 proposed/ exist'g right elevaton/ roofplanssu1 surveynorth5'-0"pue4'-0"4'-0"20'-0"2nd flr rear setback15'-0"first floor setback20'-0"second floor setback25'-0"8'-0"10'-0"18"15'-0"1st flr setbackGMEMWM50.00'50.00'115.00'115.00'(e) sidewalk(e) curb & guttercumberland road(e)residencefin flr 25.79'(e)garage(e)shedcoveredporchfootprint of existingstructure (typical)102 sq.ft. coveredporch @ frontarea of upper floorshown hatched(typical)74.4 sq.ft. balcony @upper floor showndasheddndn42" high raised wooddeck @ rearraiseddeck12" TREE14" TREE20" TREE20" TREE8" JMAP5" FRUiT9" FRUiT5" TREE5" TREE18" SYC22.30'21.80'21.94'21.60'21.66't curb21.27't curb22.26'22.36'22.22'22.40'22.15'22.29'(e) gas meter locationto remain(e) elec meterlocation to remain12" TREE6' high wood goodneighbor fence toremain (typ @ sides &rear prop line)(e)COreplace exist'gsanitary sewerlateral w/ new 4"lateral & wye line to(e) mainremove exist'g conccurbs @ front yardexist'g water meterlocation - replace/size new meter perdeferred firesprinkler designcriteriaexist'g sanitary sewercleanout locationexist'g gas supply lineto remain(e) conc driveway/walk to remain(e) conc patioto remain(e) covered patio &landscape wall to beremoved shown lightdashedexist'g brickfireplace/ chimney tobe replaced w/shallower fireplacebuild-outadjacent residenceadjacent residenceexist'g 6' high gardenshed to remainuntouchedexist'g power poleCOprovide new sanitarysewer cleanout within5' of structureexist'g water supplyline - size perdeferred firesprinkler designcriteriacrapemyrtle24" boxcrapemyrtle24" boxprovide (2) 24" boxcrapemyrtle(lagerstroemia indica)landscape trees @rear yardDSDSDSDSDSDSDSDSDSexist'g (3) downspouts@ front to daylightand flow to exist'gplanting areas4'x4'x4' on-siteretention area/drywell(DS) Downspoutlocation - tie intotightline drainagesystem to flow tonew on-siteretention/ drywell(DS) Downspoutlocation - tie intotightline drainagesystem to flow tonew on-siteretention/ drywell21.76'atocexist'g sidewalk/ curb& gutter to remain -refer to site frontageimprovement notesbelow for possiblereplacement req.general plan notes1. all work shall comply w/ the 2022 cbc, Cal Green,cmc, cpc, cec, cfc, 2022 building energy efficiencystandards and all other applicable codes andlocal ordinances of the city of burlingame 2. contractor shall field verify all pertinentdimensions, grades and conditions and notify thearchitect of any discrepancies prior to thecommencement of work. 3. changes and substitutions from the contractdocuments shall be made only with the approval ofthe architect and owner. 4. all dimensions are given to face of rough framingunless noted otherwise (u.n.o). 5. do not scale drawings. written dimensions govern. 6. all dimensions marked "clear" shall be maintainedand shall allow for thickness of all materials andare required to be exact within tolerance alongfull height and full width of walls.7. features of construction not fully shown shall ofthe same character as shown for similar conditions8. "similar" or "sim" means comparable characteristicsfor the conditions noted. verify dimensions &orientation on plans and elevations.9. any changes to the plans will require the city ofburlingame approval which may also require thesubmittal of a formal revision proposal.10. it is unlawful for any person to damage or harm aheritage tree by any means whatsoever, including,without limitations, vehicles, machinery, or buildingsupplies or material (including fluids) during anyconstruction or renovation of structures on theparcel.11. as of january 1, 2014 (sb 407 ) requires non-compliantplumbing fixtures to be replaced by water-conserving plumbing fixtures when a property isundergoing alterations or improvements. this lawapplies to all resdential & comercial propertiesbuilt prior to january 1994project locationsite* project infoscope of work495 sq.ft. bedroom suite addition over middle level ofsplit level house w/ 74.4 sq.ft. balcony @ rear.1,476 sq.ft. remodel of existing living area to include:kitchen, bath, assorted interior modifications & encloseexisting 27 sq.ft. front balcony.exterior remodel to include changing exterior finish tobe pre-finished horz wood siding @ alum clad woodwindows w/ simulated divided lights.adding 102 sq.ft. covered porch @ front of home.adding 360 sq.ft. raised wood deck @ rear of structure. Building SiTE DATAA.P.N. 029-164-210ZONiNG: r1OCCUPANCY: R3/uconstruction type: v-bLOT AREA (LA): 5,750 sq.ft.stories: 2Units: 1Parking: 2 COVEREDfire sprinkled: noREQUiRED SETBACKS: FRONT 1st lvl 15'-0" FRONT 2nd lvl 20'-0" REAR 1st lvl 15'-0" REAR 2nd lvl 20'-0" SiDEs 4'-0"Floor Area limit: 2,940 sq.ft.max lot coverage: 2,300 sq.ft. (40% LA)max bldg height: 30'-0"floor area DATAExist'g living floor area 1,476 sq.ft.Exist'g garage floor area 739 sq.ft.total Existing floor area 2,215 sq.ft.master suite addition 495 sq.ft.total proposed floor area 2,71o sq.ftlot coverage DATAmain residence floor area 1,476 sq.ft.raised deck @ rear 360 sq.ft.covered porch @ front 102 sq.ft.Exist'g garden shed 123 sq.ft.total lot coverage 2,061 sq.ft.construction hoursNo person shall erect (including excavation & grading), demolish, alter or repair any building or structure otherthan between the following hours except in the case of urgent necessity in the interest of public health & safety,& then only w/ written approval from the building official, which approval shall be granted for a period not toexceed three (3) days.monday through friday: 8am to 7pmSaturdays: 9am to 6pmsundays & holidays no work allowedconstruction hours in the city public right-of-way are limited to weekdays & non-city holidays between 8:00am to 5:oopmholidays per City of Burlingame municipal code 18.07.110January 1The third Monday in FebruaryThe last Monday in MayJuly 4The first Monday in SeptemberNovember 11The fourth Thursday in NovemberDecember 25Whenever a holiday falls on a Sunday, the Monday following is a holiday. Whenever a holiday falls on a Saturday,the Friday preceding is a holiday.1. Any work in the City right-of-way, such as street, sidewalk area, public easements, & utility easements, is required toobtain an Encroachment Permit prior to starting work. For requirements related to issuance of an EncroachmentPermit, visit: https://www.burlingame.org/departments/public_works/encroachment_permit.php2. All work within City right-of-way shall comply w/ City Standards & Details. Standard Details are available at:https://www.burlingame.org/departments/public_works/city_standard_details.php 3. The project shall comply w/ the City’s NPDES permit requirements to prevent storm water pollution. Allconstruction work shall be done in accordance w/ the most current APWA-AGC Standard Specifications for PublicWorks Construction, the California Stormwater Quality Association’s Stormwater Best Management PracticeHandbook, & the City of Burlingame Stormwater Management & Discharge Control Ordinance (Municipal Code Chapter15.14). A copy of the Stormwater Construction Best Management Practices can be found athttp://www.flowstobay.org/brochures. Upon completion of the work, all stormwater protection measures shall beentirely removed & the right-of-way shall be left in as presentable a condition as existed before work started.4. All damaged & displaced curb, gutter &/or sidewalk fronting site must be replaced prior to final of Building Permit.5. Per Municipal code section 18.08.090, no storm water or underground water draining from any lot, building, or pavedarea shall be allowed to drain to adjacent properties nor shall this water be connected to the city’s sanitarysewer system. Regardless of the slope of the source property, such water shall drain to either artificial ornatural storm drainage facilities by gravity or pumping.6. All water line connections to city water mains for services or fire line protection are to be installed per citystandard procedures & material specifications. Contact the City’s Water Department for connection fees. ifrequired, all fire services & services 2" and over shall be installed by builder. All underground fire serviceconnections shall be submitted as separate Underground Fire Service permit for review & approval.7. No structure shall be built into City’s right-of-way.8. All debris/garbage containers location shall be on property. No wet garbage fluid shall enter public right-of-wayor the storm drain system.9. it is the responsibility of the owner &/or contractor to notify Underground Service Alert (USA) at least 48 hours before the start of any excavation work.public works notesfire sprinkler notes1. installation of an automatic fire sprinkler system Will be required forthis project and shall be submitted/ reviewed and approved under separatedeferred permit submittal.2. Automatic fire sprinkler systems shall conform to the requirements of theNational Fire Protection Association pamphlet #13D for residences.1. if determined by the city of burlingame public works inspector that the existing curb, gutter, sidewalk and/ordriveway is damaged or becomes damaged during the construction process, the damaged areas shall be replacedand installed per City Standards & Details prior to final of the building permit.2. All work within City right-of-way shall comply w/ City Standards & Details. Standard Details are available at:https://www.burlingame.org/departments/public_works/city_standard_details.php3. an encroachment permit is required for any work with-in the city's right-of-way frontage improvement notesSCALE: 1/8" = 1'-0"1site plansketch @ frontsketch @ rear2.10.25RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONDocusign Envelope ID: 945FD1B6-F4D5-427C-8102-518F322C82A2
SHEET TITLEMARKDATEA-2DRAWN BY:PROJECT NO:DSCPTDATE: 202401GJA 11/5/24PLNG REV 11/30/25EXISTINGFLOOR PLANSAN ADDITION & REMODEL FOR:456 CUMBERLAND ROADBURLINGAME, CA 94010These Drawings are and shallremain the property of Gary J Ahern, AIAFocal Point Design, and shallbe used only for the project asoutlined in the Contract. 2025GARY J AHERN, AIAF O C A L P O I N T D E S I G Na r c h i t e c t s p l a n n e r s c o n s u l t a n t s1150 EL CAMINO REAL. SUITE 200MENLO PARK, CA 94025(650) 326-2800 PHemail: gary@garyahern.com www.garyahern.comMIKE & TANYA WYR1bathkitchen12'3" X 12'6"dining11'6" X 12'6"bdrm 217' X 12'living19'3" X 14'3"bdrm 117'3" X 11'6"bdrm 38' X 10'updncovered patioareadnbalconydn8' high wood/ plasticpanel screen wall3' high stonelandscape wallline of covered patioshown long dashed6" dia support columnconcrete steps togradebrick fireplace/chimneyupwhfaulaundry10'6" x 7'6"pwdrgarage17'0" x 33'6"crawlspacegmemstorageSCALE: 1/4" = 1'-0"1existing living area planSCALE: 1/4" = 1'-0"2existing garage area planDocusign Envelope ID: 945FD1B6-F4D5-427C-8102-518F322C82A2
SHEET TITLEMARKDATEA-3DRAWN BY:PROJECT NO:DSCPTDATE: 202401GJA 11/5/24PLNG REV 11/30/25PROPOSEDLIVING AREA/ MSUITE FLOORPLANSAN ADDITION & REMODEL FOR:456 CUMBERLAND ROADBURLINGAME, CA 94010These Drawings are and shallremain the property of Gary J Ahern, AIAFocal Point Design, and shallbe used only for the project asoutlined in the Contract. 2025GARY J AHERN, AIAF O C A L P O I N T D E S I G Na r c h i t e c t s p l a n n e r s c o n s u l t a n t s1150 EL CAMINO REAL. SUITE 200MENLO PARK, CA 94025(650) 326-2800 PHemail: gary@garyahern.com www.garyahern.comMIKE & TANYA WYR14'-2"5'-9"center in room15'-6"1'-6"16'-3"7'-0"center in room5'-1"eq5'-1"eq3A-43A-44A-44A-4bath(e)bdrm 217' X 15'living19'3" X 14'3"(e)bdrm 117'3" X 11'6"(e)bdrm 38' X 10'(e)up(e)dnw/dshlvsrefstovesinkdwdining barlavdn28686068 bi-passdnkitchen12'0" X 12'3"replace exist'gmasonry fireplace/chimney w/ new gasfireplace w/ tv abovecovered porch102 SQ.FT.42" high wood railing @front porch (typical)new steps to graderemove exist'g window &patch wall4'0" x 6'9" island w/stone top & counterheight dining barupper cabinets shownhatched (typical)6' wide folding cafewindow opening ontooutdoor dining bar(typical)new raised wood deck@ rear w/ 42" highwood railingupcloclo(e)(e)(e)(e)(e)outdoor dining barhoodraised deck24'0" X 15'0"(e)ventsshwr28682068built-in cabinetsline of balcony aboveshown long dashedm/wreplace exist'g windoww/ smaller unitreplace exist'g windoww/ smaller unitremove exist'g window &patch wallreplace (e) window w/wider egress compliantunitreplace (e) window w/same size unitreplace (e) windows w/wider egress compliantunitremove exist'g window &patch wallremodel bath w/ newfixtures & finishesexisting walls toremain (typical)new walls shown darkshaded (typical)existing walls to beremoved shown lightdashed (typical)gasfireplaceunitenclose exist'g frontbalcony area intobdrm 2(re)(re)(re)linen8" SQUARE built-uppainted wood columns@ front porch (typ of3)2A-42A-4dining11'0" X 12'3"bb5789101112131415161763A-43A-44A-44A-48'-0"side balconysetback2'-9"7'-0" 3'-9"10'-0"max width3'-5"2'-9" 4'-6"12'-5 1/2"5'-0" 2'-9"14" 10'-0"19'-0"3'-11"6'-0"17'-2"2A-42A-4lavshwrm bdrm13'3" X 16'9"lav2870dnPR 2070pcktshlvsshlvs2470pckt2470stairsbalcony74.4 sq.ft.benchm clo11'9" X 7'0"m bathventsprop line27.5 sq.ft. area ofWindow EnclosureException for DecliningHeight Envelope -refer to 3/a-6 fornotes/ calculationscantilevered balconyw/ 42" high railingnon-floor area mechchase framed ontop ofexisting roof belowfor design symmetry @ea side of stairwayshown light hatchedline of roof/ wallsbelow shown light(typical)d1920182122232425WiNDOW SCHEDULE** verify existing unit size prior to orderingUNiT NOMiNAL WiNDOW TEMP header NO size TYPE GLasS height REMARKS 1** 3'-0" x 3'-0" sldr no 6'-8" (e) ** replace (e) 2** 3'-0" x 3'-0" sldr no 6'-8" (e) ** replace (e) 3** 5'-0" x 3'-0" sldr no 6'-8" (e) ** replace (e) 4** 4'-0" x 3'-0" sldr no 6'-8" (e) ** replace (e) 5 2'-0" x 3'-6" dbl hg no 6'-0" 6 2'-0" x 3'-6" dbl hg no 6'-0" 7 6'-0" x 5'-0" dbl hg yes 6'-8" (e) 8 6'-0" x 5'-0" dbl hg yes 6'-8" (e) 9 3'-0" x 1'-6" awng no 6'-8" (e) 10 3'-0" x 1'-6" awng no 6'-8" (e) 11 6'-0" x 4'-0" fldg no 7'-0" 3 panel folding 12 5'-0" x 3'-6" sldr no 6'-8" egress 13 5'-0" x 3'-6" sldr no 6'-8" egress 14** 3'-0" x 3'-0" sldr yes 6'-8" (e) ** replace (e) 15 5'-0" x 3'-6" sldr no 6'-8" egress 16 2'-0" x 3'-6" csmt no 6'-8" 17 2'-0" x 3'-6" csmt no 6'-8" 18 1'-9" x 2'-6" awng no 7'-0" 19 1'-9" x 6'-6" dbl hg no 7'-0" 20 1'-9" x 6'-6" dbl hg no 7'-0" 21 1'-9" x 2'-6" awng no 7'-0" 22 6'-0" x 3'-3" dbl hg no 7'-3" 23 1'-6" x 3'-0" dbl hg yes 7'-0" 24 2'-0" x 2'-6" awng yes 7'-0" 25 2'-0" x 2'-6" awng yes 7'-0" EXTERiOR DOOR SCHEDULE ** verify existing unit size prior to ordering UNiT NOMiNAL DOOR LTR DiMENSiONS TYPE a** 2'-8" X 6'-8" replace (e) w/ paint grade wood 1/2 lite french door w/ temp gl b** 3'-0" X 6'-8" replace (e) w/ paint grade wood 1/2 lite french door w/ temp gl c 10'-6" X 7'-0" 4 panel folding centor door w/ temp gl & roll screen/ shade d 8'-0" X 7'-0" sliding patio dr w/ temp gl NOTES1. PROViDE TEMPERED/ APPROVED SAFETY GLAZiNG iN WiNDOWS LOCATED iN HAZARDOUS LOCATiONSAND ADJACENT TO AND WiTHiN 24 iNCHES OF DOORS, WiNDOWS iN DOORS, WiNDOWS WiTH AN AREAGREATER THAN 9 SQ.FT. - WiNDOWS CLOSER THAN 18 iNCHES TO THE FLOOR AND WiTHiN 60" ABOVEWALKiNG SURFACE (NOT REQUiRED iN WALL PERPENDiCULAR TO THE PLANE OF DOORS), PER CRCSECTiON R803.4.2. ESCAPE OPENiNGS @ EGRESS WiNDOWS SHALL HAVE A MiN NET CLEAR OPENiNG OF 5.7 SQ.FT., MiNNET CLEAR OPENiNG HEiGHT OF 24 iNCHES, AND A MiN NET CLEAR OPENiNG WiDTH OF 20 iNCHES. SiLLSHALL HAVE A MAXiMUM HEiGHT OF 44 iNCHES ABOVE THE FLOOR, AND THE WiNDOW SHALL OPENDiRECTLY TO A STREET, PUBLiC ALLEY, YARD OR EXiT COURT, PER CBC SECTiON 310.43 ENTRY DOOR SHALL BE READiLY OPENABLE FROM THE iNSiDE WiTHOUT THE USE OF A KEY ORSPECiAL KNOWLEDGE OR EFFORT. CRC R311.3.1wall legendexisting framingto remainexisting framingto be removednew framingSCALE: 1/4" = 1'-0"1proposed living area planSCALE: 1/4" = 1'-0"2proposed bdrm suite planDocusign Envelope ID: 945FD1B6-F4D5-427C-8102-518F322C82A2
SHEET TITLEMARKDATEA-4DRAWN BY:PROJECT NO:DSCPTDATE: 202401GJA 11/5/24PLNG REV 11/30/25PROPOSEDGARAGE AREAPLAN/ SECTIONSAN ADDITION & REMODEL FOR:456 CUMBERLAND ROADBURLINGAME, CA 94010These Drawings are and shallremain the property of Gary J Ahern, AIAFocal Point Design, and shallbe used only for the project asoutlined in the Contract. 2025GARY J AHERN, AIAF O C A L P O I N T D E S I G Na r c h i t e c t s p l a n n e r s c o n s u l t a n t s1150 EL CAMINO REAL. SUITE 200MENLO PARK, CA 94025(650) 326-2800 PHemail: gary@garyahern.com www.garyahern.comMIKE & TANYA WYR1(e)up23'-0"whfau(e)laundry10'6" x 7'6"(E)pwdrgarage16'9" x 23'0"upstorage13'5" x 10'6"(e)(e)(e)(re)exist'gstorageexist'g gas meter/access door to remaingmemline of exist'g flooraboveexist'g elec meterlocation to remainenclose exist'g mechunitsexist'g crawlspaceaccess doorremove window toaccomodate new raisedrear deck(re) replace exist'gwindow/ door w/ samesize unit (typ whereshown)(re)(re)(re)(re)(re)replace exist'g garagedoor w/ same sizepainted wood carriagestyle overheadsectional doorline of exist'g floorabove3A-44A-4a13423'-6" 8'-3"8'-0"8'-0"(e) floor - 25.79'(e) plate - 34.04'upper flr - 35.04'upper plate - 43.04'ave bldg grade - 22.29'existing framing toremain (typical)new framing showndark shaded (typical)existing framing to beremoved shown lightdashed (typical)existing foundation toremain (typical)124 1/2(typ)conc foundation shownlight shaded (typical)m bdrmkitchenlivingraiseddeck(e) floor - 25.79'plate @ porch - 33.79'124 1/2(typ)14'-0"3'-6" 8'-3"7'-6"8'-0"25'-5" MAX BLDG HT4'-0"SETBACKOriginal (e) grade - 21.77'(e) floor - 25.79'(e) plate - 34.04'upper flr - 35.04'upper plate - 43.04'ave bldg grade - 22.29'LOWER plate - 42.54'existing framing toremain (typical)new framing showndark shaded (typical)existing framing to beremoved shown lightdashed (typical)existing foundation toremain (typical)existing slab/foundation to remain(typical)kitchen diningbathstairsm bdrmgarage/storage124 1/2(typ)AVE TOP OF CURB - 21.47'14'-0"3'-6" 8'-3"7'-6"8'-0"25'-5" MAX BLDG HT4'-0"SETBACKOriginal (e) grade - 21.77'(e) floor - 25.79'(e) plate - 34.04'upper flr - 35.04'upper plate - 43.04'ave bldg grade - 22.29'LOWER plate - 42.54'existing framing toremain (typical)new framing showndark shaded (typical)existing framing to beremoved shown lightdashed (typical)existing foundation toremain (typical)existing slab/foundation to remain(typical)kitchen diningbathm bdrmstorage124 1/2(typ)m bathnon-floor area mechchase framed ontop ofexisting roof belowfor design symmetry @ea side of stairwayshown light hatchedAVE TOP OF CURB - 21.47'SCALE: 1/4" = 1'-0"1proposed garage level planSCALE: 1/4" = 1'-0"2section @ deck/ kitchen/ livingSCALE: 1/4" = 1'-0"3section @ kitchen/ stairs/ garageSCALE: 1/4" = 1'-0"4section @ m bath/ diningDocusign Envelope ID: 945FD1B6-F4D5-427C-8102-518F322C82A2
SHEET TITLEMARKDATEA-5DRAWN BY:PROJECT NO:DSCPTDATE: 202401GJA 11/5/24PLNG REV 11/30/25FRONT / REARELEVATIONSAN ADDITION & REMODEL FOR:456 CUMBERLAND ROADBURLINGAME, CA 94010These Drawings are and shallremain the property of Gary J Ahern, AIAFocal Point Design, and shallbe used only for the project asoutlined in the Contract. 2025GARY J AHERN, AIAF O C A L P O I N T D E S I G Na r c h i t e c t s p l a n n e r s c o n s u l t a n t s1150 EL CAMINO REAL. SUITE 200MENLO PARK, CA 94025(650) 326-2800 PHemail: gary@garyahern.com www.garyahern.comMIKE & TANYA WYR18'-3"8'-0"7'-6"6'-10 1/2"8'-0"14'-0"4'-0"setback4'-3"setback14'-0"3'-6"25'-5" max bldg htOriginal (e) grade - 21.77'(e) slab - 22.36'replace (e)garage door w/paint-grade wood'carriage' styledoorenclose balcony &add 2 windows @front wallstove veneer @covered porch42" high openrailing @ coveredporchsq tapered built-up painted woodcolunms @ front(typ of 3)replace/ relocateliving roomwindows w/ alumclad woodwindows4x8 beam ends @front gable(typical of 3)(e) floor - 25.79'(e) plate - 34.04'upper flr - 35.04'upper plate - 43.04'lower plate - 42.54'Original (e) grade - 22.05'(e) clg @ garage - 29.23'(e) floor - 30.07' (e) plate - 38.07'max allowable ht - 51.47'ave bldg grade - 22.29'46.85'' ridgesill 4'-6"sill 4'-6"sill 3'-6" sill 3'-6"exterior finish -james hardiecomposite smooth8" vert siding @front gable2x12 painted pre-primed wood bandexterior finish -james hardiecomposite smooth6" horz siding (typ)re-roof (e) roofareas w/50 yearclass 'a' high defcomp shingleroofing (typ)sill 2'-6" sill 2'-6"encase (e) post tomatch frontporch columnsave top of curb - 21.47'paint-grade woodentry door8'-3"3'-6"6'-10 1/2"8'-0"20'-7"max allowable ht - 51.47'(e) floor - 25.79'plate - 34.04'averagebldg grade - 22.29'Original (e) grade - 21.77'(e) slab - 22.36'Original (e) grade - 22.05'(e) clg @ garage - 29.23'(e) floor - 30.07' (e) plate - 38.07'painted cementplaster exteriorfinish (typical)comp shingleroofing (typical)ave top of curb - 21.47'(E) 42.05'' ridge8'-3"8'-0"7'-6"6'-10 1/2"8'-0"8'-3"3'-6"(e) slab - 22.36'(e) clg @ garage - 29.23'(e) floor - 30.07' (e) plate - 38.07'Original (e) grade - 22.05'Original (e) grade - 21.77'(e) floor - 25.79'(e) plate - 34.04'upper flr - 35.04'upper plate - 43.04'lower plate - 42.54'42" high openrailing @ reardeck42" high openrailing @ rearbalcony50 year class 'a'high def compshingle roofing(typ)(re) replaceexist'g window/door w/ same sizealum clad woodunit (typ whereshown)(re) (re)replace/ enlargewindows @ rearbdrm (typ of 2)ave bldg grade - 22.29'sill 3'-2"req egress window@ bdrm showncross-hatched/shaded - 28"w x40"h clr open'g(7.7 sq.ft.)sill 3'-2"sill 4'-0"re-roof (e) areasw/high def 50 yearcomp shingleroofing (typ)exterior finish -james hardiecomposite smooth6" horz siding (typ)8" vert wood sidingskirt @ raiseddeck (typ)folding cafe stylewindow & outdoordining barAlum cladexterior doors(typical)8'-3"3'-6"6'-10 1/2"8'-0"14'-0"Original (e) grade - 21.77'floor - 25.79'plate - 34.04'ave bldg grade - 22.29'slab - 22.36'clg @ garage - 29.23'floor - 30.07'plate - 38.07'Original (e) grade - 22.05'line of coveredpatio assembly &landscape wallshown dashed(typical)comp shingleroofing (typical)painted cemplaster exteriorfinish (typical)max allowable ht - 51.47'Egress window noteRooms that could be used as a sleeping room must haveone window/ door that complies w/ egress requirementsmin clear opening area: 5.7 sq.ft.min clear opening width: 20"min clear opening height: 24"44" max floor to sill heightSCALE: 1/4" = 1'-0"1proposed front elevationSCALE: 1/4" = 1'-0"2existing front elevationSCALE: 1/4" = 1'-0"3proposed rear elevationSCALE: 1/4" = 1'-0"4existing rear elevation23'-10"Docusign Envelope ID: 945FD1B6-F4D5-427C-8102-518F322C82A2
SHEET TITLEMARKDATEA-6DRAWN BY:PROJECT NO:DSCPTDATE: 202401GJA 11/5/24PLNG REV 11/30/25LEFTELEVATIONS/FLR AREA DIAAN ADDITION & REMODEL FOR:456 CUMBERLAND ROADBURLINGAME, CA 94010These Drawings are and shallremain the property of Gary J Ahern, AIAFocal Point Design, and shallbe used only for the project asoutlined in the Contract. 2025GARY J AHERN, AIAF O C A L P O I N T D E S I G Na r c h i t e c t s p l a n n e r s c o n s u l t a n t s1150 EL CAMINO REAL. SUITE 200MENLO PARK, CA 94025(650) 326-2800 PHemail: gary@garyahern.com www.garyahern.comMIKE & TANYA WYR18'-3"8'-0"6'-10 1/2"8'-0"7'-6"3'-6"(e) floor - 25.79'(e) slab - 22.36'(e) clg @ garage - 28.69'(e) floor - 29.52' (e) plate - 37.52(e) plate - 34.04'upper flr - 35.04'upper plate - 43.04'lower plate - 42.54'ave bldg grade - 22.29'stove veneer @covered porch42" high openrailing @ coveredporchraised wood deckw/ 42" high openrailingremove (e) window& patch wall tomatch (typ whereoccurs)exterior finish -james hardiecomposite smooth6" horz siding (typ)sill 5'-0"sq taperedpainted woodposts @ coveredporch (typ of 3)corner trim -james hardiecomposite smooth3" (typ)8" vert wood sidingskirt @ raiseddeck (typ)class 'a' 50 yearhigh def compshingle roofing(typ)painted 2x10 woodbelly band @ 2story wallreduce height of(e) windows @ easide of fireplacesill 5'-0"sill 5'-0"enclose (e) frontbalcony6'-10 1/2"8'-0"8'-3"slabceiling @ garagefloorplate(e) floor(e) plate(e) gradeline of coveredpatio assembly &landscape wallshown dashed(typical)brick fireplace/chimneypainted cementplaster exteriorfinish (typical)10'-0"7'-6"3'-3"6'-0"10'-0"2'-9"upper flr - 35.04'lower plate - 42.54'wall area calulationwall area of window enclosure10'-0" x 7'6" = 75 sq.ft.area of window6'-0" x 3'-3" = 19.5 sq.ft. (26%)flr area calulationarea of window enclosure10'-0" x 2'-9" = 27.5 sq.ft.windowenclosure495 sq.ft.7'-0" 3'-9" 10'-0"max width3'-5"2'-9" 4'-6" 12'-5 1/2" 5'-0"17'-2"bdrm suite5'-9"15'-6"1'-6"16'-3"27'-8"24'-5"17'-4"12"44'-11"15'-1"18'-0"11'-10"17'4"4'-2"102 sq.ft.360 sq.ft.covered porchraised deckliving area1,476 sq.ft.SCALE: 1/4" = 1'-0"1proposed left side elevationSCALE: 1/4" = 1'-0"2existing left side elevationSCALE: 1/4" = 1'-0"3window enclosure detailSCALE: 1/8" = 1'-0"4bdrm suite flr area diagramSCALE: 1/8" = 1'-0"5living area flr area diagram26'-1"Docusign Envelope ID: 945FD1B6-F4D5-427C-8102-518F322C82A2
SHEET TITLEMARKDATEA-7DRAWN BY:PROJECT NO:DSCPTDATE: 202401GJA 11/5/24PLNG REV 11/30/25RIGHTELEVATIONS/ROOF PLANSAN ADDITION & REMODEL FOR:456 CUMBERLAND ROADBURLINGAME, CA 94010These Drawings are and shallremain the property of Gary J Ahern, AIAFocal Point Design, and shallbe used only for the project asoutlined in the Contract. 2025GARY J AHERN, AIAF O C A L P O I N T D E S I G Na r c h i t e c t s p l a n n e r s c o n s u l t a n t s1150 EL CAMINO REAL. SUITE 200MENLO PARK, CA 94025(650) 326-2800 PHemail: gary@garyahern.com www.garyahern.comMIKE & TANYA WYR16'-10 1/2"8'-0"30'-0"remove exist'gwindow & patchwallOriginal (e) grade - 22.05'(e) slab - 22.36'(e) ceiling @ garage - 29.23'(e) floor - 30.07' (e) plate - 38.07'ave top of curb - 21.47'(re)(re)(re)(re)req egress window@ bdrm showncross-hatched/shaded - 28"w x40"h clr open'g(7.7 sq.ft.)(re) replaceexist'g window w/same size alumclad wood unit(typ whereoccurs)sill 3'-2"sill 3'-2"sill 3'-2"sill 3'-8"sill 4'-6"windows behindroof ridge @ mbath showndashedpainted 1x4 woodwindow/ door trim(typical)exist'g gas meteraccessexterior finish -james hardiecomposite smooth6" horz siding (typ)re-roof (e) roofareas w/50 yearclass 'a' high defcomp shingleroofing (typ)2x10 painted woodtrim @ base of (e)pop-out6'-10 1/2"8'-0"30'-0"Original (e) grade - 22.05'ceiling @ garage - 29.23'floor - 30.07'plate - 38.07'ave top of curb - 21.47'slab - 22.36'painted cementplaster exteriorfinish (typical)comp shingleroofing (typical)line of coveredpatio assembly &landscape wallshown dashed(typical)4 1/2124 1/2124 1/2124 1/2124 1/2124 1/212(E)(E)DS(E)DS(E)DS(E)DS(E)DS3"3"12"12"18" typ4 1/2124 1/2124 1/2124 1/2124 1/2124 1/2124 1/2124 1/2124 1/212class 'a' 50 yearhigh def compshingle roofing(typ)painted gsm fasciagutter (typ)line of wall belowshown longdashed (typ)DSDSDSDS12"4 1/2124 1/2124 1/2124 1/2124 1/212class 'a' 50 yearhigh def compshingle roofing(typ)painted gsm fasciagutter (typ)line of wall belowshown longdashed (typ)replace (e) compshingle roof w/high def compshingle roof (typ@ exist'g roofarea)line of wall belowshown longdashed (typ)replace exist'ggutter w/ paintedgsm fascia gutter(typ @ exist'groof)line of upperfloor shown dark(typ)cricket roof overstairway below212DSDS(E)DS(E)DS(E)DSDSDSEgress window noteRooms that could be used as a sleeping room must haveone window/ door that complies w/ egress requirementsmin clear opening area: 5.7 sq.ft.min clear opening width: 20"min clear opening height: 24"44" max floor to sill heightSCALE: 1/4" = 1'-0"1proposed right side elevationSCALE: 1/4" = 1'-0"2existing right elevationSCALE: 1/8" = 1'-0"3existing roof planSCALE: 1/8" = 1'-0"4proposed upper roof planSCALE: 1/8" = 1'-0"5proposed main level roof planDocusign Envelope ID: 945FD1B6-F4D5-427C-8102-518F322C82A2
Docusign Envelope ID: 945FD1B6-F4D5-427C-8102-518F322C82A2